Proposed Amendment to Bill No. 130156
Deletions in Strikethrough
Additions in Bold
AN ORDINANCE
Repealing Chapter 16-500 of The Philadelphia Code, entitled “Councilmanic District
Development Program,” and replacing it with a new Chapter 16-500, entitled
“Philadelphia Land Bank,” that authorizes the creation of a land bank and provides for its
appointment, powers, and duties, all under certain terms and conditions.
WHEREAS, Evidence demonstrates that a persistently high rate of vacant lots and
structures harms the safety and economic strength of individual blocks and
neighborhoods, as well as the City of Philadelphia as a whole; and
WHEREAS, A municipal land bank would ensure clear, transparent, and efficient
operations by serving as a single entity to acquire, hold, and dispose of vacant property
with the participation and approval of City Council; and
WHEREAS, The consolidation of ownership of all publicly-owned surplus
property in a municipal land bank is expected to increase efficiency, and allow a greater
proportion of public funds to be invested directly into community revitalization; and
WHEREAS, Extensive grassroots community planning over the last decade by
local Community Development Corporations and advocacy groups, with the support of
the private sector, has found that creation of a municipal land bank is necessary for the
strategic redevelopment of Philadelphia; and
WHEREAS, A municipal land bank should prioritize long-term community and
economic development, promote the economic vitality of communities and Philadelphia
as a whole, and should adopt disposition policies that encourage a range of beneficial
uses by permitting nominal or reduced price disposition of property for development of:
affordable or mixed-income housing that is accessible or visitable; economic
development that create jobs for community residents; community facilities that provide
needed services and enrichment opportunities; side- and rear-yards; urban agriculture;
and community open space; and
WHEREAS, A municipal land bank should ensure that communities affected by
vacant land have substantial and meaningful involvement in its decisions relating to those
communities, with this goal strongly informing the land bank’s governance, structure,
and operations; and
WHEREAS, A municipal land bank should seek to promote development that
ensures permanent or long-term affordability and socioeconomic diversity within all
neighborhoods; and
WHEREAS, The City of Philadelphia recognizes housing preservation as an
integral part of neighborhood stabilization and development, and seeks to balance the use
of powerful new tools to acquire tax-delinquent properties with protections for lowincome owner-occupants of tax-delinquent property; and
WHEREAS, A process of deliberate and sustained public discussion should
precede any actions to define the policies of a municipal land bank, given that issues
related to the City’s acquisition and disposition of vacant properties vary according to the
needs and characteristics of different neighborhoods, and significant interests are at stake;
and
WHEREAS, The Commonwealth of Pennsylvania has enacted 68 P.S. § 2101 68
Pa. C.S. § 2101, et seq. authorizing the creation of municipal land banks and granting to
them certain powers; now, therefore
THE COUNCIL OF THE CITY OF PHILADELPHIA HEREBY ORDAINS:
SECTION 1. Chapter 16-500 of The Philadelphia Code, entitled “Councilmanic District
Development Program,” is hereby repealed in its entirety, and a A new Chapter 16-500
16-700 is added, to read as follows:
CHAPTER 16-500 16-700. PHILADELPHIA LAND BANK.
§ 16-501 16-701. Preliminary Provision.
(1)
This Chapter is in accordance with the provisions of Act 153 of 2012,
enacted by the General Assembly on October 24, 2012, and codified at 68 P.S. § 2101 68
Pa. C.S. § 2101, et seq.
(2)
The Philadelphia Land Bank, hereinafter the “Land Bank”, shall possess
all powers and duties permitted to it under state law, except where expressly limited in
this Chapter.
§ 16-502. 16-702. Creation.
(1)
Council finds and declares that there is a need for a land bank to function
within the territorial limits of the City and County of Philadelphia.
(2)
Accordingly, pursuant to 68 P.S. § 2104, 68 Pa. C.S. § 2104, the Council
of the City of Philadelphia hereby authorizes the creation of a public body corporate and
politic, to be named the “Philadelphia Land Bank.”
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(3)
The initial Board of Directors shall incorporate the Land Bank within six
(6) months following the effective date of this legislation.
§ 16-503. 16-703 Mission. The mission of the Land Bank is to return vacant and
underutilized property to productive status using use through a unified, predictable, and
transparent process, thereby to assist in revitalizing neighborhoods, creating socially
and economically diverse communities, and strengthening the City’s tax base.
§ 16-504. 16-704 Board of Directors.
(1)
Initial Board of Directors. The Land Bank shall initially be governed by a
Board of Directors comprised of the following members, who shall serve only until all the
members of the Permanent Board have been appointed pursuant to subsection (2):
__________, __________, __________, __________, __________, __________,
__________, __________, __________, __________, and __________.
(2)
(1) Permanent Board. The Land Bank shall be governed by a Board of
Directors, comprised of eleven (11) members. Five (5) members of the Board shall be
appointed by the Mayor; five (5) members of the Board shall be appointed by majority
vote of all the members of City Council; one (1) member shall be appointed by majority
vote of the other members. All members shall serve terms concurrent with the appointing
authority, and may only be removed for cause shall serve at the pleasure of their
appointing authority. Members shall continue to serve until their successors have been
appointed and confirmed. Any individual or organization may submit recommendations
for board membership to be considered in making appointments.
(a)
Vacancies. Any vacancy in an appointed position shall be filled by
the original appointing authority within thirty (30) days of the creation of the vacancy.
(b)
(2) Qualifications. Members shall include individuals with
expertise in relevant areas, including but not limited to planning, real estate
development, open space, and architecture. In addition, these representatives; may not
be elected public officials,; and shall live or work have a primary office in the City of
Philadelphia.
(.1)
At least four (4) members of the board Board must be
representatives of employees, members, or board members of nonprofit or advocacy
organizations working in the field of housing or community development, or of civic
associations, with each appointing authority to appoint two (2) such members. These
members shall have particular knowledge of conditions and needs in neighborhoods with
significant rates of vacant and/or publically-publicly-owned properties.
(3)
The Board of the Land Bank shall hold monthly public meetings, shall
make each meeting’s agenda available on the Land Bank’s website at least fifteen (15)
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ten (10) days in advance of such a meeting, and shall allow for public comment on
matters under deliberation at each such public meeting.
§ 16-505. 16-705 Acquisition.
(1)
A primary purpose of the Land Bank is to acquire and consolidate
surplus property of the The City of Philadelphia, the Philadelphia Redevelopment
Authority, and the Philadelphia Housing Development Corporation, which it shall
endeavor to accomplish with due speed and diligence. to transfer all property owned by
those entities that qualifies as surplus as defined in Section 16-402(d) to the Land Bank,
and shall commence in identifying and preparing such properties for transfer within sixty
(60) days following the effective date of this legislation.
(2)
The Land Bank is authorized to acquire real property or interests in real
property through donation, gift, purchase, or any other legal means, provided that, with
respect to the acquisition of tax delinquent properties, the Land Bank shall follow the
procedures and limits set forth in subsection (3).
(3)
Acquisition of tax delinquent properties.
(a)
Sales of tax delinquent properties initiated by the Land Bank.
(.1)
Assignment of liens and claims to the Land Bank. The
Land Bank is authorized to enter into agreements with the City of Philadelphia and the
School District of Philadelphia to assign and transfer a municipal tax or lien or prejudgment claim to the Land Bank, and to exercise the rights, privileges, and remedies of
an assignee as stated in 53 P.S. § 7101 et seq., provided that the Land Bank shall not
accept assignment of any pre-judgment municipal taxes liens or pre-judgment claims
against an owner-occupied property.
(.2)
Certifications for sale requested by the Land Bank. The
Land Bank is authorized to request the City of Philadelphia certify for upset or judicial
sale a property that is both vacant and delinquent as to municipal taxes or claims,
provided that the Land Bank determines that the acquisition is consistent with its mission
and policies. Application for certification may be made by an individual or organization,
and such applicants shall be entitled to explanation in writing if denied.
(b)
Sales of tax delinquent properties initiated by the City of
Philadelphia. The City of Philadelphia shall provide to the Land Bank notice of potential
upset and judicial sales listing properties by address. Before any upset or judicial sale of
real property initiated by the City of Philadelphia, the Land Bank shall elect whether to
seek acquisition of the property. The Land Bank shall not seek to acquire such owneroccupied properties without first confirming that an appropriate payment plan has been
offered for any municipal taxes or claims, including evaluation for an income-based
payment agreement.
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(4)
The Land Bank is authorized to discharge liens and other municipal
claims, charges, or fines against the properties it acquires to the extent permitted by
law.
(5)
For the duration of the time a property is held by the Land Bank, the
Land Bank is authorized to exempt such property from all real estate taxes, water and
sewer charges, and other municipal charges to the extent permitted by law.
(6)
The Board shall maintain a preference, wherever feasible, for keeping
former owner-occupants in any residences acquired by the Land Bank, in addition to
any other policies the Board may adopt in this regard.
§ 16-506. 16-706. Inventory.
(1)
The Land Bank shall maintain and make publicly accessible on its website,
and at its offices during normal business hours, the following information:
(a)
An up-to-date inventory of property owned by the Land Bank;
(b)
A map showing the properties in the Land Bank’s inventory, as
well as other relevant information about land use conditions within the City of
Philadelphia including vacancy and tax delinquency to the extent reasonably available;
(c)
A record of all property conveyed by the Land Bank to other
parties, including, but not limited to: the sale price for which the property was conveyed;
the party to whom the property was conveyed; a summary of any terms or conditions of
the conveyance, including the intended use of the property; and the approximate income
of the households that will benefit from the intended use, if the sale price was less than
fair market valuenominal or reduced; and
(d)
Impact Statements.
Copies of its Policies, Strategic Plans, and Performance Reports
(2)
The Land Bank shall provide a mechanism through which individuals may
request and receive ongoing notifications as to changes in the status of any property
owned by the Land Bank.
(3)
The Land Bank shall provide to members of the interagency Vacant
Property Review Committee and City Council electronic access to relevant information
maintained by the Land Bank regarding all properties owned by the Land Bank. The
Land Bank shall additionally provide to these members a mechanism to receive
according to their preference either periodic aggregate reports or ongoing notifications
as to changes in the status of those properties or of a subset thereof, such as an
individual Planning District or Council District.
§ 16-507. Discharge and Abatement of Municipal Taxes and Claims.
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(1)
The Land Bank is authorized to discharge liens and other municipal
claims, charges, or fines against the properties it acquires.
(a)
Within sixty (60) days of written notification by the Land Bank, the
Department of Revenue shall remove any and all municipal liens and other municipal
claims, charges or fines discharged by the Land Bank from the records of any property
held by the Land Bank.
(2)
For the duration of the time a property is held by the Land Bank, the Land
Bank is authorized to abate from all real estate taxes, water and sewer charges, and
other municipal charges to the extent permitted by law.
§ 16-508. 16-707. Disposition of Property.
(1)
The Land Bank is authorized to convey, exchange, sell, transfer, lease,
grant, or mortgage interests in real property of the Land Bank in the form and by the
method determined to be in the best interests of the Land Bank, subject to approval by the
Vacant Property Review Committee and City Council by Resolution, under the following
terms and conditions:
(a)
Certification of compliance. Applicants for properties must provide
the Land Bank with certification from the Department of Revenue that the applicant has
no tax or water delinquencies, and from the Department of Licenses and Inspections that
all other properties owned by the applicant are in compliance with the provisions of The
Philadelphia Code or under agreement to come into compliance, which certifications
shall not be untimely withheld.
(.1)
The certification shall additionally record if the applicant
has a significant history of tax or water delinquencies, or of owning property maintained
in a condition that violates The Philadelphia Code.
(.2)
Certification shall not be denied when a property with tax
or water delinquency was acquired by the applicant from the City of Philadelphia or
other local public agency and the delinquency predates the transfer of title to the
applicant.
(b)
Consistency with planning provisions. All proposed uses of land
and buildings for which the Land Bank disposes of property shall be consistent with the
provisions of the Philadelphia Comprehensive Plan and the goals of community plans
accepted by the Philadelphia City Planning Commission. The Land Bank shall strongly
consider the Philadelphia Comprehensive Plan and any applicable community plans
accepted by the Philadelphia Planning Commission, as well as any recommendation
provided by the Commission, when the Land Bank disposes property.
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(c)
Public notice and opportunity to comment. The Land Bank shall
provide public notice of proposed dispositionstransactions as early as practicable and at
least fifteen (15) ten (10) days before any final action will be taken, which shall include
posting such a notice conspicuously on the subject property. Final action for the
purposes of this Section shall include approval by City Council, review by the Vacant
Property Review Committee and the Land Bank board, or a decision by staff who have
been delegated board disposition authority. The Land Bank shall also provide notice to
those registered community organizations as defined in Section 14-303(12)(a) whose
registered geographic area of concern contains a property proposed for disposition.
(.1) Any individual or organization may submit comment in
writing to the Land Bank regarding a proposed disposition transaction. The Land Bank
shall transmit, or otherwise make available, all such comments to the interagency Vacant
Property Review Committee.
(d)
Approval by Vacant Property Review Committee. Proposed
transfers of interest in real property owned by the Land Bank shall be scheduled for
review at a public hearing of the interagency Vacant Property Review Committee, as set
forth in Section 16-404(1). For each proposed transaction or group of transactions, the
committee shall transmit to the Land Bank its approval, disapproval, or rescheduling to a
specified hearing date within 60 days, provided that a reason shall be recorded for each
transaction that is disapproved. A transaction may only be rescheduled once and shall
be approved or disapproved at its next listing. The Land Bank shall not be authorized to
enter into a transaction until approval has been received pursuant to this Section.
(.1)
The Vacant Property Review Committee may vote to
approve disposition of individual properties or groups or properties through competitive
processes including auctions and Requests for Proposals provided transferees meet all
requirements of this Chapter.
(.2)
Nothing in this subsection shall prevent the Vacant
Property Review Committee from reconsidering a previously-disapproved transaction
upon the provision of new or additional information.
(2)
Time frames and compliance monitoring. Monitoring. The Land Bank
shall set goals for time frames and deadlines applicable to each stage of the disposition
process, and shall develop processes to monitor compliance with those deadlines. its
performance.
(3)
(3) The Board of Directors may delegate its disposition authority to the
staff of the Land Bank except in the following circumstances:
(a)
The proposed terms of the transaction conflict with the Land
Bank’s published policies or procedures;
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(b)
The transferee has a significant history of: tax or water
delinquencies; owning property maintained in a condition that violates The Philadelphia
Code; or failing to redevelop properties previously acquired from the City of
Philadelphia or other local public agencies;
(c)
The value of the property is in excess of $50,000 (fifty thousand
(d)
When otherwise required by state law.
dollars); or
(4)
(3) The Land Bank shall make available an appeals process wherein an
individual or an organization may request reconsideration and submit evidence relevant
to determinations made by the Land Bank on matters including: general eligibility;
eligibility for reduced or nominal pricing; the value of a property; and compliance with
terms or conditions of sale.
(5)
(4) The Land Bank shall coordinate with the Philadelphia Redevelopment
Authority where a project involves properties acquired by the Philadelphia
Redevelopment Authority through eminent domain as well as properties acquired and/or
owned by the Land Bank, and shall strive to ensure a synchronized disposition process.
§ 16-509.
§ 16-708 Pricing.
(1)
The Land Bank shall use the most current data reasonably available to
determine different neighborhood market conditions and property market values. In
determining market values for individual properties the Land Bank shall use the
valuation method that is it deems most appropriate given the particular conditions of the
property and surrounding market, as well as the cost of redevelopment. Applicants may
submit third-party market and appraisal data information that is relevant to the value of
a property for consideration by the Land Bank.
(2)
Nominal or reduced price disposition shall be an option for any property
owned by the Land Bank. The Land Bank shall encourage the revitalization of
neighborhoods by extending nominal or reduced-price disposition to projects that
demonstrate beneficial community impact, including The Land Bank may offer
properties at less than fair market value where the Land Bank finds that the proposed
use would create beneficial community impact, such asbut not limited to: affordable or
mixed-income housing that is accessible or visitable; economic development that creates
jobs for community residents; community facilities that provide needed services to
residents; side and rear-yards; innovation in design and sustainability; urban
agriculture; and community open space; and any goals established under § 16-710. The
Land Bank shall allow applications for less than fair market value, including nominal
disposition, for any property owned by the Land Bank.
(a)
In calculating a reduced sales price, the Land Bank shall consider
discount shall take into account the benefit provided by the proposed use, and, if
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applicable, the amount of discount needed to make the project both initially financially
feasible and continually sustainable.
(b)
Where the Land Bank approves a reduced sales price on the
grounds that it is necessary to make a project financially feasible, it shall document the
need for the discount and include that as part of the public record of the transaction.
(c)
For To encourage mixed-income housing projects serving
households at a mix of income levels, the Land Bank may count the number of very low-,
low- and moderate-income households served and provide proportionate partial
discounting.
(3)
The Land Bank shall employ, according to its discretion, develop policies
regarding employment of legal mechanisms to make land and buildings accessible to
those applicants who cannot afford immediate payment in full. such as start-up
businesses and low-income people seeking housing, including leases, seller-financed
mortgages, and entry authorizations.
(4)
(3)
The Land Bank shall enforce any provisions agreed upon as
conditions Conditions of sale between the transferee and the Land Bank through shall be
imposed using legally binding mechanisms, including but not limited to deed restrictions,
restrictive covenants, and mortgages. The Land Bank shall monitor compliance with
such provisions, including by requiring periodic reporting by transferees.
§ 16-510. § 16-709 Policies, Strategic Plan, and Performance Report.
(1)
The Land Bank shall develop policies consistent with the requirements of
this Ordinance. These policies shall be guided by the Land Bank’s mission and purposes
as set forth in this Ordinance.
(2)
Ethics and Conflicts of Interest. The Land Bank shall be governed by the
State Adverse Interest Act of July 19, 1957 (P.L.1017, No.451) and 65 Pa.C.S. Ch. 11
(relating to ethics standards and financial disclosure). The Land Bank shall also be
governed by § 20-600 (Philadelphia’s “Standards of Conduct and Ethics”) and § 201200 (“Lobbying”). As part of its policies, the Land Bank shall adopt strict ethical
guidelines for Land Bank board members and employees, and promulgate rules
addressing and protecting against potential conflicts of interest. These guidelines and
rules shall supplement any applicable state and local laws.
(3)
Strategic Plan. Within six months following the effective date of this
legislation, the Land Bank shall develop a Strategic Plan to guide its acquisition,
maintenance, and disposition of vacant property. The Strategic Plan shall include
address the following elements, and be developed in coordination with the Philadelphia
City Planning Commission:
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(a)
An analysis to determine existing and anticipated market
conditions and trends in neighborhoods where the Land Bank holds or is likely to hold
property, according to census tract or grouping of census tracts that are determined by
the Land Bank to have similar characteristics. ThisTo the extent feasible, this analysis
shall specifically evaluate the relative need and availability for affordable or mixedincome housing that is accessible or visitable; economic development that creates jobs
for community residents; community facilities that provide needed services to residents;
side and rear-yards; food-producing urban agriculture; community open space; and any
additional core beneficial land uses that may be identified by the Land Bank.
(b)
An inventory and mapping of vacant properties in each census
tract or grouping of census tracts, including properties that are owned by the Land Bank
and properties that are privately owned and delinquent as to municipal taxes or claims.
(c)
Proposed equitable redevelopment goals for the five-year period
following adoption or revision of this plan, including for acquisition, maintenance, and
conveyance of properties that support the City’s Comprehensive Plan and the goals of
community plans accepted by the Philadelphia City Planning Commission, and which
encourage equitable redevelopment. This may include, but is not limited to, items such
as defined targets for the share of future housing units to be built on public properties
affordable to different income ranges of very low-, low-, and moderate-income
households, as well as economic development/job creation projects, urban agriculture,
open space, and additional core beneficial land use needs that were identified pursuant
to (a) of this subsection. These goals shall be based on the analysis of each census tract
or grouping of census tracts, taking into account the existing inventory of the Land
Bank as well as the universe of vacant and tax delinquent or City-liened properties,
and demand for land based on requests received in the previous year. The Land Bank
may also consider the anticipated availability of funding, and the feasibility of
inclusionary housing requirements if applicable.
(d)
Recommendations for uses disposition of public properties in each
census tract or grouping of census tracts that advance are designed to achieve the Land
Bank’s goals and the market needs identified in this Section, including defined annual
targets for the overall number of properties transferred. These recommendations shall
be consistent with the Comprehensive Plan and with the goals of community plans
accepted by the Philadelphia City Planning Commission, and shall utilize those plans to
prioritize needed uses in different areas.
(e)
Defined annual targets for the overall number of properties
transferred.
(4)
Performance Reports. On an annual basis, the Land Bank shall
prepare a performance report that will include at a minimum the following items:
(a) A list of all properties acquired by the Land Bank;
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(b) A list of all properties conveyed by the Land Bank that includes: the
price; name of the buyer; proposed use; a summary of any special terms and conditions
of the conveyance; and the approximate income of the households that will benefit
from the intended use, if the sale price was less than fair market value;
(c) A list of all properties held or reserved for an applicant, including the
term of the hold period;
(d) An aggregated analysis of all maintenance activities;
(e) An aggregated analysis of all requests received including their
proposed use, duration and status, and reason for termination if applicable, with
reference to the monitoring set forth in Section 16-707(2);
(f)
An aggregated analysis of any efforts related to monitoring and
enforcing compliance with provisions agreed upon as conditions of past sales; and
(g)
An aggregated analysis demonstrating the Land Bank’s yearly progress towards
fulfilling the goals set forth in its Strategic Plan, and if achievement or reasonable
progress towards such goals is not achieved, a revised plan to be executed during the
following year.
(4)
(5) Public Comment, Review, and Approval. The Land Bank must hold
public hearings prior to the adoption of its Policies and Strategic Plan. Said Policies
and Strategic Plan shall be initially adopted and thereafter reviewed biannually by the
Board, and must be approved by resolution of City Council. The Land Bank shall hold
a public hearing prior to the adoption of its Strategic Plan and Policies. The Strategic
Plan and Policies shall be reviewed and adopted every two years by the Land Bank
board, and approved by resolution of City Council. A prior Strategic Plan and prior
Policies shall remain in force until a successor plan is approved. The Strategic Plan,
Policies, and annual Performance Report shall be published on the Land Bank’s
website.
(5)
The Land Bank shall develop performance standards, benchmarks, or
metrics, with respect to achievement of the above goals and any additional goals adopted
by the Land Bank in its Strategic Plan, and shall publish annually an Impact Statement
by December 31st of each year.
(a)
The Land Bank’s Impact Statement shall detail its performance
and report on its yearly progress in fulfilling each of the goals set forth in its Strategic
Plan and this Chapter. This impact statement may be included in any annual audit and
report otherwise required by state law. It shall include:
(.1)
A listing of properties acquired by the Land Bank;
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(.2)
A listing of properties disposed of by the Land Bank; the
sale price for which the property was conveyed; the party to whom the property was
conveyed; if the disposition went before the Land Bank board for approval, the reason
for board review; a summary of any terms or conditions of the conveyance, including the
intended use of the property; the approximate income of the households that will benefit
from the intended use, if the sale price was nominal or reduced; a list of all properties
that were disapproved by the Vacant Property Review Committee and the reason for the
disapproval; and data showing the extent to which dispositions have met the goals and
disposition targets contained within the Land Bank’s Strategic Plan.
(.3)
Aggregate data showing the number of applications
received and the status or outcome of those applications, evaluating compliance with the
frames and deadlines set by the Land Bank for each stage of the disposition process, and
evaluating compliance with provisions agreed upon as conditions of past sales.
(b)
The Impact Statementmust be approved by resolution of City
Council.
(c)
If the Land Bank is unable to deliver an Impact Statement showing
achievement or reasonable progress toward achievement of its goals, the Land Bank
shall include with the Impact Statement a remedial plan to be executed during the
following year.
§ 16-511. 16-710. Financial provisions.
(1)
To the extent allowed by law, the Land Bank shall retain proceeds from
the sale of any properties to cover operating costs, maintenance of inventory, and to
support additional strategic property acquisition, up to whatever amount shall be
specified in the Land Bank's policies as approved by Council.
(2)
The Land Bank may also be financed through any other means authorized
in 68 P.S. § 2111 68 Pa. C.S. § 2101 et seq.
§ 16-512. 16-711. Dissolution; distribution of assets in case of dissolution.
(1)
The Land Bank may be dissolved according to the requirements of 68 P.S.
Pa. C.S. § 2114. upon a finding adopted by the Board of Directors and approved by a
majority vote of City Council that there is no longer any need for a land bank to function
within the territorial limits of the City and County of Philadelphia.
SECTION 2. Initial Board of Directors. The Land Bank shall initially be governed
by a Board of Directors comprised of the following members, who shall serve only
until all the members of the Permanent Board have been appointed pursuant to
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Section 16-704: __________, __________, __________, __________, __________,
__________, __________, __________, __________, __________, and __________.
SECTION 3. This Ordinance shall become effective immediately.
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